Property management fees and software subscriptions are deductible, and depreciation reduces taxable rental income.This post does not create a CPA-Client relationship.

The penalty can be reduced, but there's a fee (or you take a higher interest rate). 

Get a feel from them to find out what kind of fee they could get you.Are there any event planners in Amarillo? 

If you just flat aren't comfortable with debt, then that's one thing, but I don't get the impression that's necessarily the case.

I get the feeling Quest is resigning because there is not enough fee income to be made from me, so I'm being dumped.

Let's use that as an example. 20% down is $43,000 plus lender loan origination fees, closing costs etc is going to push you over $50,000 cash out of pocket.

@Mike Beer, after being in Raise Masters TWO DAYS, I was able to instantly justify the annual membership fee and then some.

Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health) and choose the one that is most “stable” with the best potential for long term tenancy.This advice is contrary to maximization of rental income, but IMO will reduce expenses of tenant turnover, property damage, property management fees so much that the difference in bottom line income will be quite small.  

The pet fee or deposit for the move in of 2 cats (you did charge one, I hope) should have just about covered the extra anyway.

If you’re considering other custodians, I recommend focusing on those with a strong reputation for consistent customer service, transparent fees, and ease of account management.